HOA Painting Projects in Tucson: A Board Member’s Guide to Avoiding Common Pitfalls
Serving on an HOA board means making decisions that affect dozens—sometimes hundreds—of homeowners. When it’s time to repaint your community’s exteriors, the pressure is real. One wrong choice and you’ll hear about it at every board meeting for the next three years.
After 55 years of painting condos, townhomes, and HOA communities across Tucson, we’ve seen what works and what turns into a neighborhood nightmare. Here’s what every board member needs to know before signing a painting contract.
The Three Disasters That Sink HOA Painting Projects
Surprise Change Orders
You approved a $75,000 bid, but halfway through, the contractor discovers “unexpected wood rot” and suddenly you need another $18,000. Boards that don’t budget for contingencies end up delaying work or making emergency special assessments—neither makes homeowners happy.
The solution? Demand a thorough walk-through inspection before any bid. Our estimators physically examine every building, not just eyeball it from Google Earth. We identify potential repairs upfront so your reserve study stays accurate.
Resident Revolt Over Colors
One board member loves Desert Sage. Another insists on Warm Adobe. Mrs. Henderson in Building C threatens to sue if you pick anything but the original 1985 beige. Color selection becomes a political nightmare, delaying the entire project.
Smart boards present three pre-approved palettes to homeowners, not fifty options. We help you narrow choices to exterior colors that actually hold up in Tucson’s sun—because a beautiful color that fades in eighteen months creates even bigger problems.
The Contractor Who Vanishes
Week one: Crew shows up on time. Week three: Sporadic appearances. Week six: You’re calling daily, but there’s no answer. Week eight: You’re hiring a new contractor to finish the job at 150% of the original cost.
This happens when boards chase the lowest bid instead of vetting the contractor’s track record. Check references, verify insurance, and confirm they’ve completed multi-building projects before. Our family-owned company has an A+ BBB rating with zero complaints—because walking away from a job would mean disappointing neighbors we’ve worked with for decades.
Getting Accurate Bids (Not Fantasy Numbers)
The contractor who bids $3 per square foot when everyone else says $5 isn’t a genius—they’re setting you up for change orders or cutting corners. Here’s what comprehensive bids should include:
- Surface preparation: Power washing, crack repair, caulking, priming
- Material specifications: Brand, product line, sheen level (not just “premium paint”)
- Labor breakdown: Number of crew members, estimated timeline
- Access equipment: Lifts, scaffolding, staging
- Site protection: Drop cloths, landscape protection, and resident walkway access
- Warranty terms: What’s covered and for how long
Our proposals spell out every detail. When we say 48-hour bid turnaround, we mean a complete written estimate, not a scribbled number on a business card.
Phasing Strategies for Budget-Constrained Communities
Not every HOA has $150,000 sitting in reserves. Phasing lets you spread costs across multiple years while still protecting your buildings:
Option 1: Building-by-Building
Paint the south-facing units (most sun exposure) this year; paint the north-facing units next year. Keeps annual costs manageable and lets you adjust colors if homeowners hate your first choice.
Option 2: Critical Areas First
Focus on trim, fascia, and high-visibility areas where paint failure is most obvious. Defer less-visible walls to next budget cycle.
Option 3: Full Prep Now, Paint Later
Complete all repairs, caulking, and priming in year one. Apply finish coats in year two. Splits costs but maintains project momentum.
We’ve helped HOA boards structure phasing that respects both budgets and building protection needs. The wrong sequence can actually accelerate deterioration.
Communication Keeps Homeowners Happy
Even a perfect paint job creates disruptions—blocked parking, noise, paint fumes, ladder access through yards. The difference between satisfied residents and angry ones usually comes down to communication:
- Send timeline notices two weeks ahead and three days ahead
- Post daily crew schedules in common areas
- Provide a direct contact number for concerns
- Update residents when schedules change
- Share progress photos so people see their fees at work
Our commercial painting crews are trained to interact professionally with residents, answer questions, and minimize disruptions. We’ve painted occupied properties for 55 years—we know how to keep people happy while getting work done.
Insurance That Actually Protects Your Community
If a painter falls off a ladder at your property and they don’t have workers’ comp, guess whose insurance pays? The HOAs. Verify every contractor carries:
- General liability ($2M+ for multi-building projects)
- Workers’ compensation (with current certificate)
- Vehicle insurance for all trucks on the property
- Ability to add HOA as “additionally insured.”
We carry comprehensive coverage because protecting your community is part of delivering Excellence, Quality, and Dependability.
The Real Cost of Waiting Too Long
Boards often delay painting to avoid special assessments, but waiting too long costs more. Cracked caulking lets moisture behind stucco. UV-degraded paint stops protecting wood trim. Small problems become structural repairs.
A $75,000 paint job postponed three years can become $95,000 once you add wood rot repairs and substrate damage. Your reserve study assumed regular maintenance—skipping it means you’re actually underfunded.
Work With Contractors Who Understand Communities
Painting 96 condo units isn’t the same as painting one house 96 times. It requires phasing, resident relations, multiple color management, and consistent quality across months of work.
Our family has been painting Tucson HOAs since 1968. We understand board politics, reserve budgets, and what it takes to keep an entire community satisfied. Call us for a realistic assessment—we’ll tell you what your buildings actually need, not just what wins the bid.
Tucson: (520) 325-5800
Phoenix: (602) 252-1345
From our family brush to yours, The Greer Team.